This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 142 m² on the 3rd floor. Located on rua dos Fogueteiros, 539, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: This apartment boasts a large living room with a fireplace and a strategically separated laundry room, enhancing both comfort and functionality.
The valuation. The asking price of €470,000 is just slightly above the fair value of €468,600, reflecting an insignificant variance of €1,400, or 0.3%. This positions the property as fairly priced within the current market context.
Fair value modelled at €468,600 from 6 comparable sales in the area. Asking €470,000 sits €1,400 (0.3%) above — overpriced versus fair value.
Asking €470,000 versus the rua dos Fogueteiros, 539 area baseline of €468,641 (€3,300/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €468,641, adjusted for condition and micro-location, gives a modelled fair value of €468,600 (€3,300/m²), a €1,400 (0.3%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Fogueteiros, 539 | Subject | €470,000 | €3,310 | — | 66 | 70 |
| rua João Fernandes, 70 | Active | €479,000 | €3,992 | 20.6% | 73 | 73 |
| rua de Recarei | Active | €440,000 | €3,385 | 2.3% | 76 | 67 |
| Paranhos · 49b93c | Active | €299,000 | €3,934 | 18.9% | 72 | 79 |
| rua de Recarei S / N | Active | €390,000 | €3,000 | 9.4% | 70 | 71 |
| Median comp | €415,000 | €3,660 | 10.6% | 73 | 72 |
Long-term rental The property offers a gross yield of 3.3%, which is consistent with the regional average, suggesting it could serve as a stable long-term rental investment. However, with a fair value just slightly below the listing price, the potential for significant capital appreciation may be limited. Buy-and-hold Given the minimal disparity between the listing price and the fair value, this property represents a balanced buy-and-hold opportunity in a location benefiting from proximity to Porto. While not a bargain, it can provide steady income amidst a generally secure urban setting. Family rental The apartment’s size and location make it suitable for family rentals, appealing to those seeking stable living environments near Porto. With fair market dimensions, it is likely to attract quality tenants, although investors should be mindful of the moderate condition rating of 72/100. Short-term vacation rental The property is not ideal for short-term vacation rentals due to the lack of standout appeal in the local market, which may limit profitability. A fair valuation suggests minimal upside potential for this strategy. Student housing This property is also not suited for student housing given the family-oriented neighborhood demographics and modest amenities nearby. The fair value indicates inadequate pricing dynamics to support a competitive rental yield in this segment. Luxury market In the luxury market arena, this property falls short due to its fair valuation and lack of distinctive features that typically command premium pricing. The current offering suggests limited attractiveness to high-end renters or buyers who seek upscale amenities and neighborhoods.
Economic and Tenant Stability Risk The property faces potential instability due to both Economic Stability and Tenant Stability scores being at 70/100, indicating moderate risk for future income reliability and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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